E128. What's the difference between planning and building permits?

Ever wondered why you can’t start building even after you’ve “got your permit”? This episode unpacks one of the most confusing parts of the building process—planning permits vs building permits, and why misunderstanding the difference can cost you serious time and money.

Amelia and Frank break it down in a simple, no-jargon way, explaining how planning approval is all about what you’re allowed to build, from height limits and setbacks to overlays like bushfire, flood, and environmental constraints. They also dive into how these rules protect neighbours (think sunlight and privacy), but not always things like your view… which might surprise you.

From there, they move into building permits, the stage where your project is put under the microscope. This is where structural integrity, safety, compliance with the National Construction Code (NCC), and detailed documentation all come into play. With input from engineers, surveyors, and consultants, this is the step that ensures your home is actually built to last.

The episode also pulls back the curtain on how complex the system can be in Tasmania, including multiple layers of approvals, timeframes, and why trying to DIY your permits can backfire badly.

Most importantly, they hammer home a critical tip: the block you choose can make or break your entire project.

If you’re planning a build, buying land, or just want to avoid costly mistakes, this is an episode you don’t want to miss. Be sure to subscribe so you don't miss an episode.

About us
Prime Design is a building design company locally owned and operated in Tasmania since 2004.  Our goal is to share as much valuable information as possible about the process of building design, extensions, and more. We will talk about a different topic each week. To suggest a topic you would like us to talk about contact us at info@primedesigntas.com.au

Disclaimer
The information provided on this podcast is for educational and informational purposes only and is not intended to be a substitute for professional advice, individual circumstances, or remedy. We strongly suggest you consult a qualified professional before taking any action based on the information provided in this podcast. The views, opinions, and information provided in this podcast are those of the hosts  do not necessarily reflect the official policy or position of any other agency, organisation, employer, or company.  All content provided on this podcast is provided “as is” without warranty of any kind. We make no representations as to the accuracy, completeness, currentness, suitability, or validity of any information on this podcast and will not be liable for any errors, omissions, or delays in this information or any losses,  or damages arising from its use. We reserve the right to change content or delete any information provided on this podcast at any time without prior notice.

Transcript

E128. What’s the difference between planning and building permits?

[INTRO] (0:08 - 0:24)

Hello and welcome to the Building Design, Prime Time Podcast, focused on providing valuable information for anyone looking to undertake a new build or extension project. We'll share our tips, tricks and stories from a building designer's perspective.

[Amelia] (0:26 - 0:42)

Hello and welcome to the Building Design, Prime Time Podcast. I'm your host, Amelia. And once again, we're joined by Frank Geskus.

[Frank] (0:42 - 0:44)

Hey, Amelia. Happy Friday again.

[Amelia] (0:44 - 0:46)

Yes. Happy Friday again.

[Frank] (0:46 - 0:50)

The sun's out again on this beautiful autumn day.

[Amelia] (0:51 - 0:51)

Yes.

[Frank] (0:52 - 0:56)

So we're going to talk about planning versus building permits.

[Amelia] (0:56 - 1:06)

Yeah, there's a big difference. And despite chatting about it on quite a lot of other podcasts, it's still really confusing, even for me.

[Frank] (1:07 - 1:19)

Yeah, I get it. If you're not in the game, and this is funny enough, that's like a lot of stuff that we do in the design and construction world, it can be very confusing and go, what's the point?

[Amelia] (1:19 - 1:19)

Exactly.

[Frank] (1:20 - 1:23)

Don't worry, I question a lot. What's the point?

[Amelia] (1:23 - 1:34)

Yeah. And I mean, how many times have we had a client come in and we'll say, you know, you've got your permit. Oh, yeah, that's all done.

Oh, no, that's only just planning, though. That's only one.

[Frank] (1:34 - 2:14)

Yeah, that's exactly right. You've got to treat it like a two-stage process. If you think about building a home or extension, you've always got to check if you need a planning permit.

Now, to be fair, I believe every designer and architect is the one that should be handling this for you or you have a professional planner doing it for you, if it's complex. But if your designer or architect doesn't do it and you're left to it, yep, it can be very confusing. It's a whole new world of language.

So I can't tell you how many times I've had it where someone says, oh, I've got planning. We've got our permits. Let's start building.

[Amelia] (2:14 - 2:14)

Not right.

[Frank] (2:15 - 2:31)

No, because planning is about what am I allowed to build there? It's to make sure that you meet the requirements, because call it a safety net, but at the end of the day, you put it in, you don't build something that's going to piss off your neighbours.

[Amelia] (2:32 - 2:33)

Yes.

[Frank] (2:33 - 2:33)

Okay.

[Amelia] (2:33 - 2:37)

It has to comply with everything in the planning scheme.

[Frank] (2:37 - 3:11)

Well, let's talk about housing. That's what most people who are listening to this will be, about housing. In Tasmania, under the general res, and you have general res is generally where you can do the majority of the housing, is you have a building envelope.

So it's like a big bowl put over your site. This is what you can do, regardless of the steepness, size, whatever. And then there's a height limit.

And then there's how close you get to the boundary. It goes up a certain height, comes across 45 degrees until it hits the maximum height. That's just one side of it.

If your building sticks with that, big tick.

[Amelia] (3:12 - 3:12)

Happy days.

[Frank] (3:12 - 4:26)

Happy days. And then there's a few other things. You may have some things called overlays.

You could have what is, you could have a flood overlay. You're near a waterway. Or if you're lucky enough to be in Launceston, you're at Inveresk. That's a great flood zone. It could be cute furry animal overlay. This is where we have selected species, where they're known to go through this area. We're lucky enough in Tasmania, we've got heaps and heaps of bush around us, and that could be the case. Select specific species or plants. Could be a bushfire overlay.

You could have all sorts of crazy. Oh, my favourite is the one Casa put on there, which is the flight obstacle overlay, which is all over Launceston. It's just like, man.

So anyway, you have these overlays. You've got to address it. No big deal.

So the main thing, though, you plonk a house there. You might want to shed in and whatnot. Those types of things. And you've got to stick a certain distance away from the boundaries, certain height, front, rear. All those types of things where you can put your cars, all that type of stuff. But anyone who's listening and has had a house or whatever, wouldn't it piss you off if someone put a big shed in the backyard and blocked the sun to your backyard?

[Amelia] (4:27 - 4:28)

I reckon.

[Frank] (4:28 - 4:43)

And that's what it's there for. Like, you don't want to lose sunlight. And that's one of the main things.

But it's a certain amount of sunlight over a period of time allocated within the scheme over the winter where the sun is at its lowest.

[Amelia] (4:43 - 4:43)

Yes.

[Frank] (4:44 - 4:49)

But one thing it doesn't protect you from is your view. And this is the one that really stings people.

[Amelia] (4:49 - 4:52)

A lot of people get crabby about this one.

[Frank] (4:52 - 5:06)

Oh, I've had some horror shows where people are so cranky because they've lost a level of view. I hate to tell you, no one owns a view. You buy a block for a view, but someone builds something in front of you, you can't stop them if they meet all the requirements.

[Amelia] (5:07 - 5:07)

Exactly.

[Frank] (5:07 - 5:24)

Unlike that story you told me up on the Gold Coast where someone had an old house, someone was able to build this kick-ass mansion next door directly on the northern side and basically took away all the sunlight to the whole freaking house.

[Amelia] (5:24 - 5:24)

Yep.

[Frank] (5:25 - 5:26)

Yeah, I don't know how that works.

[Amelia] (5:27 - 5:27)

Not sure.

[Frank] (5:28 - 5:28)

No.

[Amelia] (5:28 - 5:29)

Obviously got to prove still. Yeah.

[Frank] (5:30 - 5:45)

So if you block off someone's light to their bedrooms and their living areas, you're going to have a tough ass getting that through. 

[Amelia]

Yes. 

[Frank]

And it's got to be proven.

So this is what planning is there to protect people from, and rightly so. You shouldn't be able to take away your sunlight.

[Amelia] (5:46 - 5:46)

Exactly.

[Frank] (5:47 - 6:05)

So call it a safety net. And I'll tell you what, it's not perfect. We do like 350 applications a year of planning permits, and it's not a perfect system.

It doesn't cover everything. Some people like to object to your proposal because they don't like change.

[Amelia] (6:05 - 6:06)

Yes.

[Frank] (6:06 - 6:09)

We call them NIMBYs. Not in my backyard.

[Amelia] (6:10 - 6:12)

Oh, really? I didn't know that was the term.

[Frank] (6:12 - 6:12)

Yeah.

[Amelia] (6:13 - 6:13)

Oh.

[Frank] (6:14 - 6:28)

Oh, mate, we get it. Look, we like doing a lot of social housing work. You know, it's a need.

It's a massive need at the moment. And as soon as people hear it's social, not in my backyard, not in that shit of my street.

[Amelia] (6:29 - 6:29)

Yeah.

[Frank] (6:29 - 6:33)

And it's disgraceful attitudes, yet they actually don't know who's going in there.

[Amelia] (6:34 - 6:35)

That's exactly right.

[Frank] (6:35 - 7:16)

Now, there is certain stigmas with this, and I understand it, but now it's this type of development is quite diverse in a lot of residential areas. So they don't build whole subdivisions of social housing anymore. They won't do it.

[Amelia]

Yes. 

[Frank]

So you've got a right, look, at the end of the day, you've got a right to object to something. If you don't agree with it, you go for it.

But be prepared to know the planning scheme and how the planning scheme works. So I'm probably expanding a little bit. 

[Amelia]

That's all right.

[Frank]

So planning is to protect, but also give you the right to object to something if it's fair and valid under the rules. Don't bother going in there because you don't like it. Like isn't in the planning scheme.

[Amelia] (7:17 - 7:21)

That's right. You actually have to use something that is a rule to object to it.

[Frank] (7:22 - 7:27)

Yes, exactly. Anyway, I won't go on stories on that one. I've had some doozies.

[Amelia] (7:27 - 7:27)

I reckon.

[Frank] (7:29 - 7:38)

Understand building approvals, the building permit. This is where construction is done correctly and safely on all different levels.

[Amelia] (7:38 - 7:41)

So obviously that's done after the planning stage.

[Frank] (7:41 - 7:59)

You need to know if you're allowed to build it to then get all the details to build it. 

[Amelia]

Yes. 

[Frank]

Okay. Keep it really simple. Now, unfortunately, and I say unfortunately, that I have to say 95% of our work needs a permit.

[Amelia] (7:59 - 8:01)

Yes, that's the way it's going now, isn't it?

[Frank] (8:01 - 8:03)

Because you've got dumb ass overlays.

[Amelia] (8:03 - 8:03)

Exactly.

[Frank] (8:04 - 8:36)

So anyway, it's gone a bit berserk or you end up applying for a no permit required, which just takes time. Now, time-wise in Tasmania, and that's the example we're using, there is a 42 statutory timeframe. And I know a few people in New South Wales, Victoria and Queensland would be frothing to have something with those types of timeframes.

And generally you get them through. The planning departments are mandated to do that. Planning schemes in Tasmania, we operate on one Tasmania statewide planning scheme.

[Amelia] (8:37 - 8:39)

So it's nice and clear for the whole state.

[Frank] (8:39 - 8:46)

I wish it was clear because you have different interpretations in different councils. Lucky us, 550,000 people, 28 councils.

[Amelia] (8:47 - 8:49)

Exactly. 

[Frank]

Genius. 

[Amelia]

That's a lot of councils.

[Frank] (8:49 - 8:50)

Let's move on from there.

[Frank] (8:50 - 9:12)

I'll get on my soapbox. You don't want that.  So essentially the planning is going to be what can be built on the land. It's permission for your idea on the home, size, height, setbacks, the actual rules under the zoning. And then there's the environmental considerations, flooding, protected species, plants, animals.

[Amelia] (9:12 - 9:12)

Bushfire.

[Frank] (9:13 - 9:21)

Sometimes it's bushfire. Sometimes it's the plane’s overhead. All those. And there's all sorts of weird stuff.

[Amelia] (9:21 - 9:22)

There's lots of weird ones too.

[Frank] (9:23 - 9:38)

Oh, hydro. Yeah. Hydro, the sewer and water authority.

There's a few there too. And this is, look, you've heard us bang on about do your research on the block or do your research on the house that you're going to buy. You need to know this stuff because it affects what you buy.

[Amelia] (9:39 - 9:40)

Oh, it definitely does.

[Frank] (9:40 - 9:58)

If you want to do something later on. So if you want to go build a three-storey house and your house is limited to two stories, and I'm talking about height, in most general residential in Tasmania it's 8.5 metres high. You want to do three-story, you want to go over that with 10 metres, you're going to have a tough ask, really tough ask.

[Amelia] (9:59 - 9:59)

Yeah.

[Frank] (9:59 - 10:20)

And it's to control that height, size, space. Then it comes down to can I build in? This is what your designer does, what your architect should be doing.

They're the ones that are telling you, okay? Is this a good idea? Now, when you've got a steep site or you're in an older area and it's heavily built up, this is where it gets really, really challenging.

[Amelia] (10:20 - 10:24)

It would be really challenging because how do you stick to some of those restrictions?

[Frank] (10:24 - 10:36)

Oh, steep sites and because in Tasmania there's not a lot of flat land, you're going to break that 8.5 metres very easily just by doing a normal house that's two stories and it's on a slope.

[Amelia] (10:37 - 10:37)

Yeah.

[Frank] (10:37 - 11:09)

Tough, really tough. I like it. You bought a nice flat block of land, I bought the side of a cliff.

So there are pros and cons for each one. Now, these are approved by the local council's planning authority and each council has their own. Now, on the Big Island, I suggest it would be very similar.

The big difference is the statutory timeframes but also the schemes themselves will be quite different because I'm not aware of the other states having a statewide scheme.

[Amelia] (11:10 - 11:12)

Oh, they have their own. Each state would have their own.

[Frank] (11:13 - 11:16)

They have their own but then each council has their own.

[Amelia] (11:16 - 11:18)

Oh, that makes it a bit more complicated.

[Frank] (11:18 - 11:19)

Oh, it used to be here too.

[Amelia] (11:20 - 11:23)

Yeah, true, until we went to the statewide option.

[Frank] (11:23 - 11:24)

Yeah, it was a bit mental.

[Amelia] (11:24 - 11:25)

Yeah.

[Frank] (11:25 - 11:27)

Mind you, they were a lot simpler.

[Amelia] (11:27 - 11:28)

Okay.

[Frank] (11:28 - 11:37)

You know, 10 years ago, they were a lot simpler schemes but now they've made the schemes super complicated. All right, what is an actual building permit?

[Amelia] (11:37 - 11:38)

That's a good question.

[Frank] (11:39 - 11:41)

Are you going to answer it? Oh, it's my job.

[Amelia] (11:41 - 11:43)

Yeah, I think you're the expert here.

[Frank] (11:43 - 12:27)

Okay. So once you're planning approval, it says, hey, I can do that. This is now the permit gives you the green light to actually start construction under the National Construction Code and the local regulations.

So structurally, it stays up. 

[Amelia]

Yes. 

[Frank]

That's always a winner. Wind bracing, it also includes wind bracing tied down so the thing doesn't blow over or rip its roof off. Compliance with the building codes, so how much light is allowed in, ventilation, waterproofing, minimum heights, staircases. And now with LHDS, which is a little housing requirements, you know, door sizes, how to manoeuvre, how bathrooms are built, plumbing, electricals under their own standards.

[Amelia] (12:27 - 12:33)

So just to be clear, you don't have to go to that level of detail in a planning application?

[Frank] (12:34 - 12:35)

You don't.

[Amelia] (12:35 - 12:35)

Okay.

[Frank] (12:35 - 12:53)

So what is generally accepted practice is site plan, a full detail survey with all the contours, all the features of the site, showing position of the house. And we've just talked about houses, how the driveway is going to work. Does it work?

[Amelia] (12:54 - 12:55)

Yeah, good question.

[Frank] (12:55 - 13:22)

You know, don't leave half your exhaust on trying to get into the garage. So you have to prove that it works. Pretty smart idea when you're in a state like Tasmania.

You then have to show a floor plan, all the dimensions on there, windows. You then do all the side views, what we call elevations, which will then show the height out of the ground and the overall height of the building. And then a roof plan is a good idea.

And if it's in a sensitive area, do a drainage plan with that as well.

[Amelia] (13:22 - 13:29)

Okay. It sounds like the building side of it goes a lot more into the specifics and the NCC regulations.

[Frank] (13:29 - 13:47)

Yeah, so this is like, can I build on this land under those rules? Right. Now, construction is, how do I hold that up?

How do I hold the ground back? How do I have my driveway? How do I not fall off the edge of the deck?

You know, how do I make sure that my bathroom, when the shower goes, the water doesn't go down through the floor?

[Amelia] (13:48 - 13:48)

Yes.

[Frank] (13:48 - 13:55)

I should say that, yeah, sometimes that's been a bit dodgy where people don't do the waterproofing properly, but that's a whole other topic.

[Amelia] (13:55 - 13:56)

That is.

[Frank] (13:57 - 14:25)

Quality of construction. And it's not about talking about the quality of construction. All the guidelines are given.

So any architect, designer will give all the details for their construction in conjunction with structural engineer, potentially civil engineer, geotech engineer, or geotechnical consultant firm. Thermal performance for your star rating. You may need a bushfire report, so you get a BAL assessment that has to be designed for that as well.

And any special requirements from the planning scheme.

[Amelia] (14:25 - 14:25)

Yes.

[Frank] (14:26 - 14:32)

You know, you might be in a highly sensitive area for bird strikes, and you can only do certain things with your glass.

[Amelia] (14:33 - 14:33)

Yeah, okay.

[Frank] (14:34 - 15:09)

You might need a wastewater system, special permit for wastewater. Plumbing is a separate permit as well. All this stuff goes in to make sure that your house complies with the Australian standards, but also the National Construction Code.

Again, this is the responsibility of your designer and architect to do this and do it well. So there is no confusion at construction. Builders not guessing.

They know exactly what they need to build from a base construction. It does include what type of tiles. We're talking about fit out.

That is not a building code requirement.

[Amelia] (15:09 - 15:10)

Okay.

[Frank] (15:10 - 15:15)

So they don't want to know how many hinges on your door, the type of door, the type of handles, the type of carpet.

[Amelia] (15:15 - 15:18)

More the structural elements and things that can fail.

[Frank] (15:18 - 15:33)

And safety with waterproofing. What type of tops you're going to have in your kitchen. What type of oven you're going to put in. They don't care. So your design is improved, so you can do it. And this makes sure you can actually build it, and it will last a long time.

[Amelia] (15:34 - 15:34)

That's the idea.

[Frank] (15:35 - 16:23)

It's a good idea. So I mentioned structural engineer, but also the geotech. So those are the foundation of your total build.

So you can have this built safely, and all the technical data is correct. I mean, this ain't rocket science to the average punter. You think any professional should be able to do it.

So this is where the opinion of your builder having high-quality construction drawings, because if it's easy for him to understand, it's easy to build, he doesn't have to cut. There's no corners to cut. This is what's going to be done.

For getting a building permit, you need a building surveyor or certifier. There's different terms all around Australia. They are the people that will go through and check against all the Australian standards and regulations, and they should pull you up if it's not correct.

[Amelia] (16:23 - 16:31)

And so what happens is with your designer or architect, they will submit the building drawings.

[Frank] (16:31 - 16:38)

Well, not necessarily. It's not their requirements to do that. We do it. You know we do it on behalf of our clients. There's plenty that don't.

[Amelia] (16:38 - 16:45)

But they would need to provide those drawings also to a building surveyor so that they can do their checks along the way. Is that right?

[Frank] (16:46 - 16:50)

Yeah. But you just mentioned drawings. There's actually a lot of documents that have to go.

[Amelia] (16:50 - 16:51)

In the building drawings?

[Frank] (16:52 - 17:40)

Yeah. So to the certifier to actually do an assessment, they need the geotech, they need the building drawings, they need the structural drawings, they need the bushfire, and then it could be wastewater. They need any specialised reports, and they need the planning permit.

That's a big job. And they're the guys that are checking it because they're going to be inspecting it. 

[Amelia]

Yes.

[Frank]

Then it goes forward to go to get a building permit. In Tasmania, we call it, they do a CLC, and then it goes to the permit authority within the council because this is where you're allowed to have private certifiers. 

[Amelia]

Okay.

[Frank]

I'm not 100% sure how it works with New South Wales, Victoria. So certifier does his bit or her bit, goes to council for permit, and then off you go.

[Amelia] (17:40 - 17:44)

And then the council issues the Certificate of Likely Compliance?

[Frank] (17:45 - 17:47)

It's actually called the building permit.

[Amelia] (17:47 - 17:48)

It is called a building permit.

[Frank] (17:49 - 17:56)

Remember, in Tasmania specifically, I think it's in the same, plumbing is a separate application, totally separate.

[Amelia] (17:56 - 17:59)

But it's done at the same time as the building permit?

[Frank] (17:59 - 18:00)

You'd hope so.

[Amelia] (18:00 - 18:01)

Generally?

[Frank] (18:01 - 18:02)

Generally.

[Amelia] (18:02 - 18:02)

Yeah.

[Frank] (18:02 - 18:11)

Depends on timing. Unfortunately in Tasmania, which I believe there's another level of approval, it's called the permit authority that was brought in later, and they're to double check everything.

[Amelia] (18:12 - 18:14)

Okay. Do we need another one, do we?

[Frank] (18:14 - 18:15)

Don't get me fricking started.

[Amelia] (18:15 - 18:15)

Okay.

[Frank] (18:15 - 18:24)

I was unhappy when they brought it in. I objected to this dumb idea. They had to check it, but then what's the building surveyor?

What do you think they're doing?

[Amelia] (18:25 - 18:27)

You pay a lot of money for them too.

[Frank] (18:27 - 18:38)

You pay a lot of money, and so you should pay a lot of money. They're the professionals. Then you've got the permit authority in Tasmania, it's not on the mainland, and these guys doing their check.

Yeah. They haven't...

[Amelia] (18:38 - 18:41)

It sounds like double handling to me, but I won't say any more on that.

[Frank] (18:42 - 18:47)

What do you mean? Government setting up double handling? Wow, what a surprise. Anyway, sorry. I'll move on from that.

[Amelia] (18:47 - 18:50)

A soapbox moment there. Brought to you by Frank Geskus.

[Frank] (18:51 - 19:18)

Yeah, sorry. I was frustrated when they brought that shit in. Anyway, and then permits released.

Now, in Tasmania, there is another thing called notifiable approval. So, notifiable permits is basically they can notify the council, it doesn't need a full building permit, it is a notifiable works, because it meets all the regulations, meets these things, it's not a high risk work or anything like that. Bob's your uncle, they let them know, they get a permit.

[Amelia] (19:19 - 19:22)

Okay. What's an example of that? Surely a house can't be in...

[Frank] (19:22 - 19:23)

Yeah, a house can.

[Amelia] (19:23 - 19:24)

A house can.

[Frank] (19:24 - 19:25)

In the right conditions, it can.

[Amelia] (19:25 - 19:26)

Okay, cool.

[Frank] (19:27 - 19:32)

It comes down to soil, bushfires, a whole bunch of things. It comes down to a determinants of what level of risk it is.

[Amelia] (19:33 - 19:33)

Okay.

[Frank] (19:33 - 19:42)

Yeah. So, we need a building surveyor to go into a little bit more detail, but there's means and ways. Look, at the end of the day, it's the average punter they don't give a toss. Just give me something so I can start building.

[Amelia] (19:43 - 19:43)

Yeah.

[Frank] (19:44 - 19:57)

That's all anyone ever wants. Just get on with it. Because it's got so technical and ridiculous, unfortunately, that all we want to do is just get started.

That's why we get so many builders and clients, just deal with it. I don't even understand the lingo.

[Amelia] (19:57 - 19:59)

Yeah, and that's fair enough. It is complicated.

[Frank] (20:00 - 20:03)

Well, it shouldn't be complicated. That's the thing that frustrates me. It shouldn't be.

[Amelia] (20:03 - 20:04)

It shouldn't be, no.

[Frank] (20:04 - 20:19)

Yeah, and that's what worries me when they're trying to bring a portal in with TasBuild, but so far, that's failing pretty miserably. It's too complex. Anyway, tips to make it easier.

Bottom line is don't do this yourself. Your designer or architect should be able to do this for you.

[Amelia] (20:20 - 20:24)

Yes. So, technically, you can do your own planning drawings and stuff.

[Frank] (20:24 - 20:25)

Oh, knock yourself out.

[Amelia] (20:25 - 20:27)

Do your own planning drawings. You can knock yourself out, but …

[Frank] (20:27 - 20:33)

Have fun. Have fun. Do your sketches. Do that. Put in for planning approval. Great. Do it on the back of a napkin.

[Amelia] (20:33 - 20:34)

But, and there's a but.

[Frank] (20:35 - 20:36)

Oh, my word, there's a but.

[Amelia] (20:36 - 20:40)

Yeah, but how do you make it so that it matches the building drawings?

[Frank] (20:40 - 21:06)

Oh, there's a winner. Well, it's so true because the building drawings have to reflect the planning drawings. If the planning drawings are rubbish and no one took levels, like say you didn't take levels and you get a survey and it's a steep block, and I've seen this actually happen, and they do the building drawings, and say they did it properly and they don't match, the planning departments go, why don't they match?

[Amelia] (21:07 - 21:09)

Yeah. Yep. It's going to look pretty bad.

[Frank] (21:09 - 21:16)

So, basically, you bullshitted me with your application, and now your building drawings say it's this. Well, no, you're going back through this system again.

[Amelia] (21:16 - 21:18)

Down, down. And you have to pay again.

[Frank] (21:18 - 21:21)

Pay again. Do it again. Wait another six weeks.

Thanks for coming.

[Amelia] (21:21 - 21:22)

Yep. Waste of time.

[Frank] (21:22 - 21:25)

And this is why you should get the professionals to do it for you.

[Amelia] (21:26 - 21:27)

Yep. Save the time.

[Frank] (21:27 - 22:14)

Because, look, at the end of the day, we quote people anywhere between three and a half to four and a half months to get all this through. Sometimes, because in Tasmania, six weeks minimum for planning approval. 

[Amelia]

Yes.

[Frank]

Or you get no permit required. Happy days. But then it might take a week or two to get that back to you, but you know it's all going to be fine.

The construction drawings can take you four to six weeks because you've got to organise all these consultants. 

[Amelia]

That's right. 

[Frank]

So we recommend between three to four and a half months, depending on the level of complexity and the zonings and whatnot.

And then your timing for the actual approval for the building surveyor, building permit, or building – sorry, permit authority and that can be anywhere from two to six weeks.

[Amelia] (22:15 - 22:15)

Yep.

[Frank] (22:16 - 22:22)

Again, why do we need a third layer with the permit authority? Don't agree with it. Waste of time.

[Amelia] (22:23 - 22:23)

Yep.

[Frank] (22:23 - 22:31)

So, remember, planning permits first. Permission to build wherever you want. Building permit is permission to build.

[Amelia] (22:31 - 22:35)

Pretty simple. I mean, there's a lot of layers underneath that.

[Frank] (22:35 - 22:36)

Oh, layers.

[Amelia] (22:37 - 22:37)

Yeah.

[Frank] (22:37 - 22:39)

Layers and layers.

[Amelia] (22:39 - 22:40)

Onions have layers.

[Frank] (22:40 - 23:05)

Yes. I'm not going further with that one. What did donkeys say?

Like a parfait? 

[Amelia]

Oh, we've got the silly billies on a Friday. 

[Frank]

Oh, we do, we do. So if you're stuck or unsure, talk to your designer, talk to your architect, talk to your building surveyor. They can guide you. And that's what we do. We take people through this process.

[Amelia] (23:05 - 23:12)

And, I mean, you can find plenty of – well, hopefully plenty of designers and architects. They will organise a lot of this stuff for you.

[Frank] (23:12 - 23:15)

And if they don't, find someone else.

[Amelia] (23:15 - 23:26)

I agree. It's already a complex system. Don't make the whole system harder by not engaging someone that knows what they're doing and knows the process inside out and back the front.

[Frank] (23:26 - 23:33)

Yep. If you're doing a simple build on a simple block, three-and-a-half to four-and-a-half months should be how long it takes.

[Amelia] (23:33 - 23:33)

Yep.

[Frank] (23:34 - 23:39)

You know. If you're taking a year to get your permits and stuff, I'd be seriously questioning it.

[Amelia] (23:39 - 23:40)

That's right.

[Frank] (23:40 - 23:44)

Now, you could have a planning nightmare, though, to be fair, because you chose the wrong block.

[Amelia] (23:44 - 23:45)

It could be that. It could be other issues.

[Frank] (23:45 - 23:53)

Planning is one of the biggest variables you'll ever get. Yes.

And, unfortunately, because you've chosen the wrong block of land.

[Amelia] (23:54 - 23:56)

And we have already done a podcast on that.

[Frank] (23:57 - 24:03)

Yes, and I keep banging on about it. Stop buying cheap-ass pieces of land which are pieces of crap.

[Amelia] (24:05 - 24:07)

Or get them checked first if you're not sure.

[Frank] (24:07 - 24:19)

That's your biggest tip to make your process easier, you know. Talk to a designer. Talk to – even builders can give you a hand.

They may not see some of the planning stuff, but they can have a look at the block or know the history.

[Amelia] (24:19 - 24:21)

They might know the area really well.

[Frank] (24:21 - 24:29)

Know the area. Deal with a local. They should know the area well and say, no, this is crap, I'm just doing one up the road, and it cost us another $20,000 in foundations.

[Amelia] (24:29 - 24:29)

Yep.

[Frank] (24:30 - 24:53)

You know, this is the thing. Don't think you know everything because it just looks pretty with a nice bit of blade of grass on there. Do research. Talk to designers. Talk to architects. Talk to geotechs. Talk to building surveyors. Talk to anyone about a piece of land you're looking at buying. It is the most critical piece of your puzzle.

And this will affect your budget for when you go for building approval.

[Amelia] (24:53 - 24:53)

Yes.

[Frank] (24:54 - 24:56)

Yeah, I sound like a scratched record with that one, don't I?

[Amelia] (24:56 - 25:00)

We've banged on about do your research in pretty much every podcast.

[Frank] (25:01 - 25:04)

Unfortunately, it's an emotional response to buying a block of land.

[Amelia] (25:04 - 25:11)

It is. And it's one of the biggest investments most people will ever make. So, you know, do that research early on.

[Frank] (25:12 - 25:14)

Yep. If you don't ask, you don't know.

[Amelia] (25:14 - 25:19)

That's right. What a great place to wrap up. Thanks for listening to the Building Design, Prime Time Podcast.

[Frank] (25:20 - 25:20)

Have a good one.

[OUTRO] (25:29 - 25:33)

You're listening to the Building Design, Prime Time Podcast.